PINE vs NNN vs ADC vs EPRT vs NTST

For growth investors, NETSTREIT Corp.

(NTST) is the stronger pick with 30. 0% revenue growth year-over-year, versus 6. 6% for NNN REIT, Inc. (NNN). NNN REIT, Inc. (NNN) offers the better valuation at 21. 5x trailing P/E (21. 7x forward), making it the more compelling value choice. Analysts rate Alpine Income Property Trust, Inc. (PINE) a "Buy" — based on 12 analyst ratings — the highest consensus in this comparison. The "better buy" depends entirely on your goals: growth investors should weight revenue trajectory, value investors should weight P/E and PEG, and income investors should weight dividend yield and streak.

On trailing P/E, NNN REIT, Inc.

(NNN) is the cheapest at 21. 5x versus NETSTREIT Corp. at 254. 5x. On forward P/E, NNN REIT, Inc. is actually cheaper at 21. 7x. The PEG ratio (P/E divided by earnings growth rate) is the most growth-adjusted single valuation metric: Essential Properties Realty Trust, Inc. wins at 1. 01x versus Agree Realty Corporation's 113. 70x — a reasonable growth-adjusted valuation.

Over the past 5 years, Essential Properties Realty Trust, Inc.

(EPRT) delivered a total return of +43. 1%, compared to +14. 9% for NETSTREIT Corp. (NTST). Over 10 years, the gap is even starker: EPRT returned +190. 2% versus NNN's +37. 8%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.

By beta (market sensitivity over 5 years), Agree Realty Corporation (ADC) is the lower-risk stock at -0.

14β versus Alpine Income Property Trust, Inc. 's 0. 33β — meaning PINE is approximately -339% more volatile than ADC relative to the S&P 500. On balance sheet safety, Agree Realty Corporation (ADC) carries a lower debt/equity ratio of 53% versus 131% for Alpine Income Property Trust, Inc. — giving it more financial flexibility in a downturn.

By revenue growth (latest reported year), NETSTREIT Corp.

(NTST) is pulling ahead at 30. 0% versus 6. 6% for NNN REIT, Inc. (NNN). On earnings-per-share growth, the picture is similar: NETSTREIT Corp. grew EPS 150. 0% year-over-year, compared to -257. 1% for Alpine Income Property Trust, Inc.. Over a 3-year CAGR, NTST leads at 28. 2% annualised revenue growth. Higher growth typically commands a higher valuation multiple — check whether the premium P/E or P/S is justified by the growth rate using the PEG ratio.

Essential Properties Realty Trust, Inc.

(EPRT) is the more profitable company, earning 45. 0% net margin versus -4. 4% for Alpine Income Property Trust, Inc. — meaning it keeps 45. 0% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: EPRT leads at 64. 5% versus 25. 7% for NTST. At the gross margin level — before operating expenses — NTST leads at 99. 9%, reflecting greater pricing power or product mix advantage. Stronger margins indicate durable pricing power, lower cost of revenue, or higher mix of software/services. They are one of the clearest signs of business quality.

The PEG ratio (forward P/E divided by expected earnings growth rate) is the most precise measure of undervaluation relative to growth potential.

By this metric, Essential Properties Realty Trust, Inc. (EPRT) is the more undervalued stock at a PEG of 1. 01x versus Agree Realty Corporation's 113. 70x. A PEG below 1. 5 suggests fair-to-attractive pricing relative to expected growth. On forward earnings alone, NNN REIT, Inc. (NNN) trades at 21. 7x forward P/E versus 64. 8x for NETSTREIT Corp. — 43. 1x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for EPRT: 16. 0% to $36. 50.

All stocks in this comparison pay dividends.

NNN REIT, Inc. (NNN) offers the highest yield at 5. 3%, versus 0. 2% for Alpine Income Property Trust, Inc. (PINE).

For long-horizon retirement investors, Agree Realty Corporation (ADC) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β -0.

14), 4. 0% yield, +135. 6% 10Y return). Both have compounded well over 10 years (ADC: +135. 6%, PINE: +38. 3%), confirming both are viable long-term holds — but the lower-volatility option typically results in less emotional selling during corrections. Retirement portfolios generally favour predictability over maximum returns. Consult a financial advisor before making allocation decisions.

Both stocks operate in the Real Estate sector, making this a peer-level intra-sector comparison — the same macro tailwinds and headwinds will affect both.

In terms of investment character: PINE is a small-cap high-growth stock; NNN is a small-cap income-oriented stock; ADC is a small-cap high-growth stock; EPRT is a small-cap high-growth stock; NTST is a small-cap high-growth stock. NNN, ADC, EPRT, NTST pay a dividend while PINE does not, making them suitable for different income and tax situations. These fundamental differences mean investors should not choose between them on a single metric — the "better stock" depends entirely on which of these characteristics aligns with your investment strategy.